HomeMy WebLinkAbout05_325 Orchid Tentative Parcel Map and CDP_PA2017-156CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 26, 2017
Agenda Item No. 5
SUBJECT: 325 Orchid Tentative Parcel Map and CDP (PA2017-156)
SITE LOCATION: 325 Orchid Avenue
Tentative Parcel Map No. NP2017-017
Coastal Development Permit No. CD2017-066
APPLICANT: Lloyd Rucker
OWNER: Jacqueline Rose Schwam Qualified Personal Residence Trust
PLANNER: Liz Westmoreland, Assistant Planner
949-644-3234, Iwestmoreland(a)newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
• General Plan: RSD, Single -Unit Residential Detached
• Zoning District : R-1, Single -Unit Residential
• Coastal Land Use Category: RSD -B, Single Unit Residential Detached — (6.0 — 9.9
DU/AC)
• Coastal Zoning District: R-1, Single -Unit Residential
PROJECT SUMMARY
A Tentative Parcel Map and associated Coastal Development Permit (CDP) to subdivide
an existing 60 -foot wide property, which consists of one underlying 30 -foot wide lot, and
two 15 -foot wide halves of a lot into two 30 -foot wide lots. This would allow two separate
single-family residences to be constructed on separate lots. The new lots would not meet
the minimum lot width requirement set forth in Title 20 (Zoning) for new subdivisions;
however, the proposed width and area are consistent with the original underlying
subdivision and standard properties in Corona Del Mar. The Coastal Development Permit
is for subdivision purposes; any future development on the two parcels would be required
to comply with Title 21 Local Coastal Implementation Plan and Title 20.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 under Class 15 (Minor Land Divisions), because it has no
potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2017-066 and Tentative Parcel Map No. NP2017-017 (Attachment No.
ZA 1).
oami2on
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325 Orchid Avenue Tentative Parcel Map and CDP
Zoning Administrator, October 26, 2017
Page 2
DISCUSSION
The property is 7,080 square feet in area and relatively flat. Each parcel would
consist of approximately 3,540 square feet, consistent with the typical residential
lots in Corona Del Mar. The property is located directly south of East Coast
Highway, north of Seaview Avenue.
The property is currently comprised of one whole lot (Lot 25) and two halves of lots
(northeasterly half of Lot 23 and southwesterly half of Lot 27) in Block 241 of the
Corona Del Mar Tract.
• The existing single-family residence was built in 1942 and crosses existing lot
lines. The residence would be demolished prior to recordation of the Parcel Map
and each lot would accommodate a new single-family residence.
• Future construction on the two proposed lots would not require approval of a CDP
because the properties are located in the Categorical Exclusion area. Future
development would be required to comply with all applicable development standards
including floor area limit, setbacks, height, 9.0 (NAVD88) minimum finished floor
elevation and off-street parking identified in Categorical Exclusion Order CE-5-NPB-
16-1 (CEO).
• The subject property is comprised of Lot 25 and half of lots 23 and 27 respectively,
of the original subdivision (Corona Del Mar Tract) recorded in 1904. The existing
lot is the largest of the block fronting Orchid Avenue. Typical lots in this area are
30 to 45 feet in width. The proposed lots are 30 -feet wide, which is consistent with
the pattern of development and original Tract in Corona Del Mar, but does not
comply with the minimum width identified in the NBMC. However, deviations from
the lot design standards can be approved by making findings in accordance with
Section 19.24.050.A of the Subdivision Code.
• The proposed subdivision would not increase the density beyond the original
subdivision. Of the 17 underlying lots fronting Orchid Avenue in this block, all were
originally designed to be 30 feet wide. Staff believes the proposed 30 -foot lot
widths are consistent with the existing and expected pattern of development in the
neighborhood and Corona Del Mar as a whole, and, will not prove detrimental to
the community. Complete findings and facts in support of the application are
enumerated in the draft resolution. Also, see Attachment No. ZA 3 for an exhibit
depicting the original lot widths of properties in the Corona Del Mar Tract.
• Conditions of approval have been incorporated to require all necessary public
improvements including, but not limited to, street, drainage, sidewalk and utility
laterals to support the proposed subdivisions in accordance with the Subdivision
Code.
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325 Orchid Avenue Tentative Parcel Map and CDP
Zoning Administrator, October 26, 2017
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• The parcel map is subject to a Coastal Development Permit and conforms to Title
21 Local Coastal Program Implementation Plan in the Municipal Code. The parcel
map will meet the required findings found in Section 21.52.015 F since it conforms
with all applicable development standards. Complete findings and facts in support
are enumerated in the draft resolution (Attachment No. ZA 1).
• The project site is not located between the nearest public road and the sea or
shoreline and approval of the parcel map will not affect public recreation access or
views.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15315, of the State California
Environmental Quality Act (CEQA) Guidelines - Class 15 (Minor Land Divisions). Class
15 exemption allows the division of property in urbanized areas zoned for residential,
commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and zoning, no variances or exceptions are required,
all services and access to the proposed parcels are available, the parcel was not involved
in a division of a larger parcel within the previous two years, and the parcel does not have
an average slope greater than 20 percent. The proposed parcels are consistent with the
land use and zoning designations. The deviation to lot width requires finding to be made
to ensure development is consistent with the surrounding pattern of development and that
the project will not be detrimental to the neighborhood. The requested lot width is
consistent with the width of the majority of lots in Corona Del Mar and development
intensity and density will be the same as approved by the original Corona Del Mar
subdivision on this block. Therefore, the proposed parcel map is consistent with the intent
and is eligible for the Class 15 exemption.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
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325 Orchid Avenue Tentative Parcel Map and CDP
Zoning Administrator, October 26, 2017
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Implementation Plan) of the Newport Beach Municipal Code. For additional information on
filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
Liz W tmoreland, Assistant Planner
GBR/law
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Original Corona Del Mar Tract Map
ZA 3
Project Plans
Pmplt: 10/10/17
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL
MAP NO. NP2017-017 AND COASTAL DEVELOPMENT PERMIT
NO. CD2017-066 FOR THE SUBDIVISION OF PROPERTY INTO
TWO PARCELS LOCATED AT 325 ORCHID AVENUE (PA2017-
156)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Lloyd Rucker, with respect to property located at 325 Orchid
Avenue requesting approval of a tentative parcel map and coastal development permit.
2. The lot at 325 Orchid Avenue is legally described as Lot 25 and the northeasterly one-
half (1/2) of Lot 23 and the southwesterly one-half (1/2) of Lot 27, all in Block 241,
Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as
per map recorded in Book 3, Pages 41 and 42 of Miscellaneous Maps, in the office of
the county recorder of said county.
3. The applicant proposes to subdivide an existing 60 -foot wide property, which consists of
one underlying 30 -foot wide lot, and two 15 -foot wide halves of a lot into two separate
30 -foot wide lots. This would allow two separate single-family residences to be
constructed on separate lots. The new lots would not meet the minimum lot width
requirement set forth in Title 20 (Zoning) for new subdivisions; however, the proposed
width and area are consistent with standard properties in Corona Del Mar. The Coastal
Development Permit is for subdivision purposes; any future development on the two
parcels would be required to comply with Title 21 Local Coastal Implementation Plan
and Title 20.
4. The subject property is designated RSD (Single -Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single -Unit Residential)
Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single Unit Residential Detached — (6.0 — 9.9 DU/AC) (RSD -B), and it is
located within the Single -Unit Residential Coastal Zone District (R-1).
6. A public hearing was held on October 26, 2017, in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
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SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 15 (Minor Land Divisions),
because it has no potential to have a significant effect on the environment.
2. Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is
in conformance with the General Plan and zoning, no variances or exceptions are
required, all services and access to the proposed parcels are available, the parcel was
not involved in a division of a larger parcel within the previous two years, and the parcel
does not have an average slope greater than 20 percent. The proposed parcels are
consistent with the land use and zoning designations. The deviation to lot width requires
finding to be made to ensure development is consistent with the surrounding pattern of
development and that the project will not be detrimental to the neighborhood. The
requested lot width is consistent with the width of the majority of lots in Corona Del Mar
and development intensity and density will be the same as approved by the original
Corona Del Mar subdivision on this block. Therefore, the proposed parcel map is
consistent with the intent and is eligible for the Class 15 exemption.
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of Title 21 (Local Coastal Program Implementation Plan) of the
Newport Beach Municipal Code and approves the Coastal Development Permit based on the
following findings per Section 21.52.015 F. of Title 21:
Finding:
A. That the proposed map conforms to all applicable sections of the certified Local Coastal
Program.
Facts in Support of Findin
1. The Tentative Parcel Map meets all of the requirements of the Local Coastal
Program, including the provisions contained within Section 21.30.025 Coastal
Subdivisions.
2. The subject property is within a developed neighborhood and is located more than
800 feet from the shoreline. The subject property is not located near or adjacent to
any natural landforms including coastal bluffs, and is not within the proximity of any
environmentally sensitive areas.
3. The project site is not located between the nearest public road and the sea or
shoreline and approval of the parcel map will not affect public recreation access or
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views. Public access is available along Ocean Boulevard more than 800 feet to the
south of the property.
4. Future development will be required to meet the Title 21 requirement that off-street
parking spaces be accessed from the existing alley. Therefore, there is no loss of
existing on -street parking available for visitors and the public.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is between the nearest public road and the sea or shoreline of any body of
water located within the coastal zone.
Fact in Support of Finding:
1. The subject property is not located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of Title 20 (Planning and Zoning) of the Newport Beach Municipal
Code and is approved based on the following findings per Section 19.12.070 (Required
Findings for Action on Tentative Maps) of Title 19:
Finding:
C. That the proposed map and the design or improvements of the subdivision are consistent
with the General Plan and any applicable specific plan, and with applicable provisions of
the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The Tentative Parcel Map is for the purpose of subdividing an existing property
consisting of one legal underlying lot (30 feet wide by 118 feet deep), and two halves
of an underlying legal lot (15 feet on each side of the whole lot) to create two
individual 30 -foot wide lots.
2. The proposed subdivision and improvements are consistent with the density of the
R-1 Zoning District and the RSD General Plan Land Use Designation.
3. Future construction will comply with all applciable R-1 zoning district development
standards.
4. The Tentative Parcel Map is not located within a specific plan area.
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Finding:
D. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The lot is physically suitable for two 30 -foot by 118 -foot lots. The lots are rectangular
in shape, consistent with the lot width and area of other lots in the vicinity. The
topography is relatively flat.
2. The subject property is accessible from Orchid Avenue and the alley at the rear. The
lots are adequately served by existing utilities.
Finding:
E. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife or
their habitat. However, notwithstanding the foregoing, the decision making body may
nevertheless approve such a subdivision if an environmental impact report was prepared
for the project and a finding was made pursuant to Section 21081 of the California
Environmental Quality Act that specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives identified in the environmental
impact report.
Facts in Support of Finding:
1. The site was previously developed with a single-family residence that will be
demolished, and replaced with two single-family residences.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
3. The project is categorically exempt under Section 15315 (Article 19 or Chapter 3), of
the California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor Land
Divisions).
Finding:
F. That the design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
Fact in Support of Finding:
1. The Tentative Parcel Map is for residential development. All improvements
associated with the project will comply with required Building, Public Works, and Fire
Codes, which are in place to prevent serious public health problems. Public
improvements will be required of the developer per Section 19.28.010 (General
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Improvement Requirements) of the Municipal code and Section 66411 (Local
agencies to regulate and control design of subdivisions) of the Subdivision Map Act.
All ordinances of the City and all Conditions of Approval will be complied with.
Finding:
G. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed subdivision. In this connection, the decision making body may approve a map if
it finds that alternate easements, for access or for use, will be provided and that these
easements will be substantially equivalent to ones previously acquired by the public. This
finding shall apply only to easements of record or to easements established by judgment of
a court of competent jurisdiction and no authority is hereby granted to the City Council to
determine that the public at large has acquired easements for access through or use of
property within a subdivision.
Fact in Support of Finding:
The design of the development will not conflict with easements acquired by the public
at large, for access through, or use of property within the proposed development,
because there are no public easements located on the property.
Finding:
H. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if
the land is subject to a contract entered into pursuant to the California Land Conservation
Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would
not be too small to sustain their agricultural use or the subdivision will result in residential
development incidental to the commercial agricultural use of the land.
Facts in Support of Finding:
The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
2. The site is developed for residential use and is located within a Zoning District that
permits residential uses.
Finding:
I. That, in the case of a "land project' as defined in Section 11000.5 of the California Business
and Professions Code: (1) there is an adopted specific plan for the area to be included
within the land project; and (2) the decision making body finds that the proposed land project
is consistent with the specific plan for the area.
1. California Business and Professions Code Section 11000.5 has been repealed by
the Legislature. However, this project site is not considered a 'land project' as
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previously defined in Section 11000.5 of the California Business and Professions
Code because the project site does not contain 50 or more parcels of land.
2. The project is not located within a specific plan area.
Finding:
J. That solar access and passive heating and cooling design requirements have been satisfied
in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
Any future improvements are subject to Title 24 of the California Building Code that
requires new construction to meet minimum heating and cooling efficiency standards
depending on location and climate. The Newport Beach Building Division enforces
Title 24 compliance through the plan check and inspection process.
Finding:
K. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City's share of the regional
housing need and that it balances the housing needs of the region against the public service
needs of the City's residents and available fiscal and environmental resources.
Fact in Support of Finding:
The proposed subdivision is consistent with the R-1 Zoning District, which allows one
(1) residential unit on each property. Therefore, the Tentative Parcel Map will not
affect the City in meeting its regional housing need.
Finding:
L. That the discharge of waste from the proposed subdivision into the existing sewer system
will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Fact in Support of Finding:
The development of single-family residences in the future will require a construction
erosion control plan and a post construction drainage system that includes drainage
and percolation features designed to retain dry weather and minor rain event run-off
on-site. Any water not retained on-site is directed to the City's storm drain and sewer
system in compliance with the Regional Water Quality Control Board (RWQCB)
requirements.
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Finding:
M. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms
with the certified Local Coastal Program and, where applicable, with public access and
recreation policies of chapter three of the Coastal Act.
Fact in Support of Finding:
The subject property is located within the Coastal Zone. The facts in support of
Findings A and B above are hereby incorporated by reference.
Deviation from Design Standards
Per Section 19.24.050.A of Title 19 (Lot Design, Lot Size), new subdivisions must meet the
applicable zoning district regulations stated in Title 20 (Zoning Code). Deviation from the design
standards set forth in Chapter 19 of Title 19 may be approved by the Zoning Administrator
subject to specific findings stated per Section 19.24.130.C. The proposed subdivision would
create lots that would not meet the minimum area and lot width standards required by the
Zoning Code for new subdivisions within the R-1 Zoning District. The Zoning Code requires
new subdivision interior lots to be 50 feet wide and corner lots to be 60 feet wide, and have a
lot area of 5,000 and 6,000 square feet, respectively. The lots are proposed to be 30 -feet in
width and contain 3,540 square feet. The required findings to deviate from the standards and
facts in support of those findings are as follows:
Finding:
A. The requested deviations will create a land plan or development design equal or superior
to that under the baseline design standards in this Chapter.
Facts in Support of Finding:
The proposed lots are comparable in width, length, and area with the majority of the
original subdivision, which was comprised of 30 -foot -wide by 118 -foot -deep interior
lots. Since the original subdivision was created in 1904, some lots in the vicinity have
been re -subdivided (or structures have been built over underlying lot lines) but the
majority remain 30 -foot -wide by 118 -foot -deep. Typical lots in the vicinity are 30 to
45 feet in width. A 60 -foot -wide lot is atypical in Corona Del Mar.
2. The proposed lots are 3,540 square feet in area, which is consistent with the design
of the original underlying subdivision and properties in the vicinity. The proposed
subdivision would not create additional lots beyond what was provided in the original
tract from 1904 (Corona Del Mar Tract).
3. The existing lot orientation with vehicular access from the alley in the rear would
remain.
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Finding:
B. The deviations will not negatively impact the carrying capacity of the local vehicular
circulation network.
Fact in Support of Finding:
1. The proposed subdivision would not increase the density beyond the original
subdivision. The subject property is comprised of Lot 25 and portion of Lots 23 and
27 of the original subdivision. The properties on the block are 30 to 45 feet in width.
Therefore, no individual property would be eligible for subdivision on the block, as
the width would be less than 30 feet and inconsistent with the development pattern
of the original subdivision or existing development pattern. Thus, the impact on the
vehicular circulation network will be the same as the original subdivision.
Finding:
C. The deviations will not negatively impact pedestrian circulation.
Facts in Support of Finding:
1. The subdivision will not reduce, encroach or change the size of location of the Orchid
Avenue sidewalk.
2. The subdivision will not eliminate or impede pedestrian circulation provided that the
necessary improvements are constructed in accordance with applicable Public
Works design standards and permitting.
Finding:
D. The resulting subdivision will be compatible with the pattern of surrounding subdivisions.
Facts in Support of Finding:
1. The original subdivision established 30 -foot -wide and 118 -foot deep lots throughout
Corona Del Mar. Some lot line adjustments, lot splits and lot consolidation (as well
as structures being built over lot lines) have occurred throughout Corona Del Mar;
however, the majority of the lots remain 30 feet in width.
2. The majority of lots in Corona Del Mar contain 3,540 square feet in area, which is in
keeping with the size of the proposed lots.
Finding:
E. The resulting subdivision design and improvements will not be materially detrimental to the
residents or tenants of the proposed subdivision or surrounding properties, nor to public
health or safety.
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Facts in Support of Finding:
The proposed subdivision to re -subdivide the existing parcel in a comparable manner
to the underlying legal lots would allow one single-family residence to be constructed
on each lot in accordance with the General Plan. Approval does not introduce an
incompatible land use, and the resulting subdivision design would not be detrimental
to the residents as vehicular and pedestrian access would be maintained. Any
development must be in accordance with the conditions of approval and the
Municipal Code. The resulting lot widths are consistent with the lot widths of the
original subdivision or the existing development pattern of the neighborhood.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2017-017 and Coastal Development Permit No. CD2017-066, subject to the
conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF OCTOBER, 2017.
Patrick J. Alford, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning
The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
4. This Parcel Map and Coastal Development Permit may be modified or revoked by the
Zoning Administrator if determined that the proposed uses or conditions under which it
is being operated or maintained is detrimental to the public health, welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained so as to constitute a public nuisance.
5. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
6. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
7. This approval shall expire unless exercised within 24 months from the date of approval as
specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach
Municipal Code, unless an extension is otherwise granted.
8. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of 325 Orchid Avenue Tentative Parcel Map and Coastal Development Permit
including, but not limited to, Parcel Map No. NP2017-017 and Coastal Development Permit
No. CD2017-066 (PA2017-156). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
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and damages, which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
Public Works
9. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate
system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the
Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphic
file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The
Map to be submitted to the City of Newport Beach shall comply with the City's
CADD Standards. Scanned images will not be accepted.
10. Prior to the recordation of the parcel map, the surveyor/engineer preparing the map shall
tie the boundary of the map into the Horizontal Control System established by the
County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County subdivision Manual, Subarticle 18.
Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless
otherwise approved by the Subdivision Engineer. Monuments shall be protected in place
if installed prior to completion of construction project.
11. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
12. Reconstruct all damaged concrete sidewalk panels, curb and gutter along the Orchid
Avenue property frontage and any damaged concrete alley panels along the alley
property frontage as determined by the Public Works Department.
13. All existing overhead utilities shall be undergrounded.
14. All above ground improvements shall stay a minimum 5 -foot clear of the alley setback.
15. All existing private, non-standard improvements within the public right-of-way and/or
extensions of private, non-standard improvements into the public right-of-way fronting
the development site shall be removed.
16. Install new sod or low groundcovers of the type approved by the City throughout the
Orchid Avenue parkway fronting the development site.
17. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic -grade box and
cover.
18. An encroachment permit is required for all work activities in the public right-of-way.
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Page 2 of 12
19. All improvements shall comply with the City's sight distance requirement. See City
Standard 110-L.
20. Install two new 36 -inch box street trees (one for each lot) along the Orchid Avenue
frontage. Tree species shall be per City Council Policy G-6. All other City street trees
shall be protected in place, unless otherwise approved by the Municipal Operations
Department, General Services Division.
21. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
VU
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08-15-2017
17
Attachment No. ZA 2
Vicinity Map
12
VICINITY MAP
Tentative Parcel Map No. NP2017-017
Coastal Development Permit No. CD2017-066
PA2017-156
325 Orchid Avenue
19
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Tentative Parcel Map No. NP2017-017
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PA2017-156
325 Orchid Avenue
19
Attachment No. ZA 3
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325 Orchid Avenue Tentative Parcel Map and CDP
Zoning Administrator, October 26, 2017
Page 10
Attachment No. ZA 3
Tentative Parcel Map NP2017-017;
County Tentative Parcel Map No. 2017-
149
23
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SHEET 1 OF 1
TENTATIVE PARCEL
14.12- MAP NO. 2017-149
�S JULY 2017
SITE ADDRESS
325 ORCHID AVENUE
CORONA DEL MAR, CA 92625
�l (APN: 052-132-20)
12.
II
REAL PROPERTY IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA,
DESCRIBED AS FOLLOWS:
LOT 25 AND THE NORTHEASTERLY ONE-HALF (1/2) OF
LOT 23 AND THE SOUTHWESTERLY ONE-HALF (1/2) OF
LOT 27, ALL IN BLOCK 241, CORONA DEL MAR, IN THE
CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE
OF CALIFORNIA; AS PER MAP RECORDED IN BOOK 3,
PAGES 41 AND 42 OF MISCELLANEOUS MAPS, IN THE
OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
OWNER/DEVELOPER:
m NANCY A. EDDS, TRUSTEE OF THE JACQUELINE ROSE
SCHWAM QUALIFIED PERSONAL RESIDENCE TRUST DATED
z MAY 20, 1998, FBO NANCY A. EDDS, AS TO AN UNDIVIDED
ONE-THIRD (1/3) INTEREST
PATRICIA A. COMEAU, TRUSTEE OF THE JACQUELINE ROSE
SCHWAM QUALIFIED PERSONAL RESIDENCE TRUST DATED
MAY 20, 1998, FBO PATRICIA A. COMEAU, AS TO AN
UNDIVIDED ONE THIRD (1/3) INTEREST
AND RICHARD T. SCHWAM, TRUSTEE OF THE JACQUELINE
ROSE SCHWAM QUALIFIED PERSONAL RESIDENCE TRUST
DATED MAY 20, 1998, FBO RICHARD T. SCHWAM, AS TO AN
UNDIVIDED ONE THIRD INTEREST
SCALE = 1" = 16' A
d ° No. 8516
BY:
Exp. 12/31/18
s,
— 7/28/2017 �---�
Pk6UL RAFT, P.L.S. 8516
\c1 LICENSE LICEN EXPIRES 12/31118
N40 °35'47 E 112.00' E+.
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ORCHID AVENUE PHON E:(7 APEXL INr@ MAIL.147333.444❑
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